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International Property
Measurement Standards: Offices
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International Property Measurement Standards Coalition
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Comments on this Exposure Draft are invited by Monday 15 September 2014. Responses may be placed on
public record, unless confidentiality is requested, and sent as email attachments to: response@ipmsc.org
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International Property
Measurement Standards: Offices
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IPMS: Offices
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International Property Measurement Standards Coalition
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Exposure draft
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July 2014
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Published by the International Property Management Standards
Coalition (IPMSC), ipmsc.org
No responsibility for loss or damage caused to any person acting
or refraining from action as a result of the material included in
this publication can be accepted by the authors or IPMSC.
ISBN 978-1-78321-062-6
Copyright © 2014 International Property Measurement
Standards Coalition (IPMSC). All rights reserved. Copies of this
Document may be made strictly on condition they acknowledge
IPMSC’s copyright ownership, set out the IPMSC’s web address
in full and do not add to or change the name or the content of
the Document in any way.
This Document should not be translated, in whole or in
part, and disseminated in any media, whether by electronic,
mechanical or other means now known or hereafter invented,
including photocopying or recording, or in any information
storage and retrieval system, without permission in writing
from the IPMSC. Please contact ipmsc.org for permission.
Please address publication and copyright matters to
contact@ipmsc.org
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
ii
IPMS: Offices
Contents
1
2
4
Part 1
Aim and Scope of the Standards
5
1.1
Definitions................................................................................................................................................................................................ 5
1.2
Aim of the Standards...................................................................................................................................................................... 6
1.3
Use of the Standards...................................................................................................................................................................... 6
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Welcome to the IPMS for Offices Exposure Draft
Introduction
IPMS Standards Setting Committee
Principles of Measurement
7
2.1
General Principles of Measurement and Calculation....................................................................................... 7
2.2
Best Measurement Practice..................................................................................................................................................... 7
2.3
Alternative Measurement Practice.................................................................................................................................... 7
2.4
Accuracy and Tolerance............................................................................................................................................................... 7
2.5
Measurement Reporting............................................................................................................................................................. 8
2.6
Unit of Measurement..................................................................................................................................................................... 8
2.7
Restrictions.............................................................................................................................................................................................. 8
Part 3
IPMS Standards
IPMS 1........................................................................................................................................................................................................... 9
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3.1
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Part 2
3.1.1
Use.................................................................................................................................................................................................... 9
3.1.2
Definition.................................................................................................................................................................................... 9
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IPMS 2 - Office.................................................................................................................................................................................. 12
3.2
3.2.1
Use................................................................................................................................................................................................. 12
3.2.2
Definition................................................................................................................................................................................. 12
3.3
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IPMS 3 - Office.................................................................................................................................................................................. 18
3.3.1
Use................................................................................................................................................................................................. 18
3.3.2
Definition................................................................................................................................................................................. 18
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Comments on the Exposure Draft
Part 1
9
Aim and Scope of the Standard
Part 2
Principles of Measurement
20
Part 3
IPMS Standards
iii
IPMS: Offices
Welcome to the IPMS for Offices Exposure Draft
consistency that we all expect, we are dedicating ourselves
to receiving the necessary feedback throughout this
exposure process. While it is important to produce a final
standard and begin to address the problem of inconsistencies
in the market, we also know that standard setting is a
never-ending process of continuous improvement. We have
set up the Coalition and Standards Setting Committee
for continued growth and improvement. Although we will
produce a final standard in 2014, we will also be listening
closely to the market to ensure we capture necessary
updates and improvements.
The project is the first of its kind. For the first time numerous
organisations from all over the world have come together
to create one shared international standard for property
measurement. We have recognised that the past practice of
inconsistent measurement standards is unacceptable. Our
profession and market places deserve better.
In preparing both the earlier Consultation Document and
this Exposure Draft the Coalition wishes to acknowledge the
work on the explanatory drawings undertaken by Professor
Marc Grief and Johannes Helm of Mainz University of Applied
Sciences, and Robert Ash and Tom Pugh of Plowman Craven
Limited.
For this reason we have come together to support this process
and one shared standard. Starting with a meeting at the World
Bank in May 2013, we each signed a Declaration confirming
we are ‘committed to promote the implementation of these
standards to encourage world markets to accept and adopt IPMS
as the primary method of property measurement’.
Although we are making substantial progress with IPMS for
Offices, the continuing work of the Coalition and our SSC is
not finished. The SSC is also working on IPMS for Residential.
This will be followed by Industrial, Retail and other sectors.
As a Coalition we are also beginning the important work
of implementation. We are engaging with governments
to adopt IPMS – and we congratulate Dubai as the first
government to adopt IPMS. We are also together, as a
Coalition, engaging the many other key market stakeholders.
On the ipmsc.org website we have released the list of IPMS
Partners – companies committed to IPMS.
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On behalf of the currently 44 members of the IPMS Coalition,
we would like to present to you the IPMS for Offices Exposure
Draft. As a Coalition we have decided to release IPMS for
Offices as an Exposure Draft for two specific reasons. Firstly,
there have been substantial changes to the document
resulting from the consultation period, which ended in April.
Also, the document is addressing concepts which in practice
deviate substantially in markets around the world. As this
will be a change for some, and a change we want to ensure is
successful, we are seeking further comment and input on the
current draft.
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After the May 2013 meetings we formed an independent
Standards Setting Committee (SSC). The SSC includes
technical experts from 11 countries and a combined expertise
covering 47 different markets. The SSC worked virtually and
also gathered three times, in Brussels, Dubai and Orlando.
CLGE’s generous donation of the euREAL standard was the
basis of their comprehensive, far-reaching and efficient work.
Completing a task of this magnitude should take many years.
The SSC produced the complete Consultation Draft of IPMS
for Offices less than one year later in January 2014. After
ending the consultation period in April 2014, this Exposure
Draft is now being launched in July 2014.
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We are working toward a final standard in November 2014.
To ensure we produce a final standard of the quality and
On behalf of the Coalition, the SSC and the numerous
participants in the consultation, we are proud to present
the IPMS for Offices Exposure Draft. We look forward to
receiving your comments and feedback by Monday 15
September 2014. Responses may be placed on public
record, unless confidentiality is requested, and sent as email
attachments to: response@ipmsc.org. Further details are
available on the website www.ipmsc.org
Kenneth M Creighton, Trustee for
RICS, Chairman of the Board of
Trustees IPMS Coalition
Part 1
Aim and Scope of the Standard
Part 2
Lisa Prats, Trustee for BOMA
International, Vice Chair of the
Board of Trustees IPMS Coalition
Principles of Measurement
Part 3
IPMS Standards
Jean-Yves Pirlot, Trustee for CLGE,
Secretary General of the Board of
Trustees IPMS Coalition
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IPMS: Offices
Introduction
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The International Property Measurement Standards Coalition
(IPMSC) was formed on 30 May 2013 after meeting at the
World Bank in Washington DC. The Coalition, comprising
the 44 organisations listed below, aims to bring about the
harmonisation of national property measurement standards
through the creation and adoption of agreed international
standards for the measurement of Buildings. This document
for the measurement of office Buildings is the first prepared
by the Coalition’s Standards Setting Committee (SSC). The
Coalition members at the date of publication include:
Institute of Real Estate Management (IREM)
Appraisal Institute (AI)
International Consortium of Real Estate Associations (ICREA)
Asia Pacific Real Estate Association (APREA)
International Federation of Surveyors (FIG)
Asian Association for Investors in Non-listed Real Estate Vehicles
(ANREV)
International Monetary Fund (IMF)
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International Real Estate Federation (FIABCI)
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Asociación Professional de Sociedades de Valoración (ATASA)
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ASTM International
International Association of Assessing Officers (IAAO)
International Union of Property Owners (UIPI)
International Union of Tenants (IUT)
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Asociación de Promotores Constructores de España (APCE)
Asociación Española de Análisis de Valor (AEV)
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American Society of Farm Managers and Rural Appraisers
(ASFMRA)
Australian Property Institute (API)
British Property Federation (BPF)
Building Owners and Managers Association China (BOMA China)
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Building Owners and Managers Association International
(BOMA International)
Italian Real Estate Industry Association (ASSOIMMOBILIARE)
Japan Association of Real Estate Appraisers (JAREA)
Japan Association of Real Estate Counselors (JAREC)
National Chamber of Cadastral Engineers, Russia (NP)
National Society of Professional Surveyors (NSPS)
Open Standards Consortium for Real Estate (OSCRE)
Property Council of Australia (PCA)
Commonwealth Association of Surveying and Land Economy
(CASLE)
Property Council of New Zealand (PCNZ)
CoreNet Global
Royal Institution of Chartered Surveyors (RICS)
Council of European Geodetic Surveyors (CLGE)
Seocovi SP (SECOVI)
Counselors of Real Estate (CRE)
Society of Chartered Surveyors Ireland (SCSI)
European Council of Real Estate Professions (CEPI)
South African Property Owners Association (SAPOA)
Gesellschaft für Immobilienwirtschaftliche Forschung e. V. (GIF)
The Appraisal Foundation (TAF)
HypZert GmbH
Union Nationale des Economistes de la Construction (UNTEC)
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China Institute of Real Estate Appraisers and Agents (CIREA)
Real Property Association of Canada (REALpac)
INREV
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
2
IPMS: Offices
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In order to resolve confusion with terms that have established
definitions we have avoided using existing Floor Area
descriptions. We have therefore defined Floor Areas as:
•
IPMS 1
•
IPMS 2 - Office
•
IPMS 3 - Office.
IPMS 2 - Office is divided into Component Areas, which, in
conjunction with IPMS 3 - Office, will enable Users, where
necessary, to translate existing measurement conventions or
standards into IPMS.
This is the first standard written by the SSC and is applicable
to office Buildings, whether having a single or multiple
occupiers or tenants within the same Building.
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IPMS, as an international property measurement standard,
has been created through a transparent and inclusive standard
setting process by the SSC and supports associated financial
reporting and valuation standards such as the International
Financial Reporting Standards (IFRS) and, in the USA, the
Uniform Standards of Professional Appraisal Practice (USPAP).
The International Valuation Standards Council (IVSC) supports
IPMS and these Standards should be read in conjunction with
International Valuation Standards (IVS).
Moreover, existing Building measurement practices have
developed from different starting points, based on the area
occupied but dealing with common facilities either as rental
areas or as service charge costs.
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The SSC prioritised setting a measurement standard for office
Buildings because investors and major occupiers operate
in a high-value global market that does not have a global
language. The Comité de Liaison des Géomètres Européens
(CLGE) Measurement Code for the Floor Area of Buildings,
the European Real Estate Area Label (euREAL), having been
generously donated to the Coalition, provided the starting
point. Current terminology used to describe office Floor Area
(such as rentable, usable, leasable, net internal, net lettable
and carpet area) means different things in different markets
and can result in confusion for owners and occupiers working
internationally. For example, an organisation occupying
10,000m2 in one country could find the identical space
described as 12,000m2 in another, or a company wanting to
acquire 50,000ft2 in one country might need to define its
space requirement as 60,000ft2 elsewhere.
It is common practice that measurement and valuation
concepts are intertwined. In order to clarify any
misunderstandings within this international standard it has
been necessary to separate these two distinct concepts.
Therefore we have focussed only on issues that are directly
related to Building measurements and calculated areas within
a Building.
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The aim of the Coalition is to enable Buildings to be
measured and the resulting calculated areas to be provided
on a transparent basis that promotes market efficiency
through greater confidence between investors, occupiers
and funds. The growth of cross-border property investment
and expansion by global corporate occupiers underpins
the demand for transparency against the background of
many differing national and local Building measurement
conventions.
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IPMS is a high level standard. Markets that do not have an
existing established measurement standard are encouraged
to adopt IPMS. In more developed markets, where existing
measurement standards are set in law or custom, we would
expect IPMS to work in conjunction with local standards or for
a dual reporting basis to be adopted where appropriate.
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IPMS principles, methodology and measurement practices
used in this Standard will be applied when future IPMS
Standards for other Buildings, for example residential,
industrial and retail, are drafted by the SSC. These will need to
be consistent as another class of Building is mixed use, which
would incorporate several classes of Building. There will be
consistency between these Standards with IPMS 1 being the
same for all classes of Building.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
3
IPMS: Offices
IPMS Standards Setting Committee
In July 2013 the IPMSC selected real estate experts
from around the world to form its Standards Setting
Committee (SSC) and develop global standards for property
measurement.
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The SSC brings together experts including academics, real
estate fund and asset managers, residential professionals,
valuers, and specialists in development and construction.
It acts independently from the Coalition and is tasked with
the role of drafting, for consultation by the IPMSC across
the Property Industry, a global standard measurement
methodology.
Chairman
Allen Crawford FRICS, FAPI (Australia)
Vice Chairman
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Max Crofts FRICS (UK)
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The SSC members and co-authors of this standard for office
Buildings are:
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The SSC does not promote the use of any particular
measurement standard, but encourages the modification of
existing market standards to comply with IPMS.
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Will Chen MRICS (China)
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Executive
Alexander Aronsohn FRICS (UK)
Secretary to the
Committee
Anthony Gebhardt MRICS, RQS (South Africa)
Prof. Dipl. Ing. Marc Grief, Architect AKH (Germany)
Kent Gibson BOMA Fellow, CPM (USA)
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Prof. Liu Hongyu (China)
Luke Mackintosh MRICS, AAPI, F Fin (Australia)
Howard Morley ANZIV, SNZPI, FREINZ, AAMINZ
(New Zealand)
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Frederic Mortier MSc (Belgium)
Sara Stephens MAI, CRE (USA)
Peter L. Stevenson CEO (USA)
Nicholas Stolatis CPM, RPA, LEED AP (USA)
V. Suresh FRICS (India)
Koji Tanaka FRICS, ACIArb, RIBA, JIA (Japan)
Prof. Sr Dr. Ting Kien Hwa FRICS, FRISM, MPEPS, MMIPPM
(Malaysia)
Dr. Piyush Tiwari MRICS (India)
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
4
IPMS: Offices
Part 1
Aim and Scope of the Standards
1.1Definitions
Building
An independent structure forming part of a Property.
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Coalition
The Trustees of IPMS, comprising not-for-profit organisations, each
with a public interest mandate.
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Component
One of the main elements into which the Floor Area of a Building can
be divided.
Dominant Face
The inside finished surface of the external construction features of
an office Building, which is 50% or more of the surface area of each
section of the finished surface.
IPMS
International Property Measurement Standards.
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Floor Area
The area of a normally horizontal, permanent, load-bearing structure
for each level of a Building.
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Component Area
The total Floor Area attributed to one of the Components.
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The International Property Measurement Standards Coalition.
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IPMS 1
The sum of the areas of each floor level of a Building measured to the
outer perimeter of external construction features and reported on a
floor-by-floor basis.
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IPMS 2 - Office
The sum of the areas of each floor level of an office Building
measured to the Dominant Face and reported on a Component-byComponent basis for each floor of a Building.
IPMS 3 - Office
The Floor Area available on an exclusive basis to an occupier,
but excluding Standard Building Facilities, and calculated on an
occupier-by-occupier or floor-by-floor basis for each Building.
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Property
Any real estate asset in the built environment.
Property Industry
Comprises Users, Service Providers and Third Parties.
Service Provider
Any entity providing real estate advice to a User including, but not
limited to, valuers, surveyors, facility managers, property managers, asset
managers, agents and brokers, space measurement professionals, cost
consultants, interior designers and architects.
Space Measurement Professional
A Service Provider qualified by experience or training to measure
Buildings in accordance with IPMS.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
5
IPMS: Offices
Standard Building Facilities
Those parts of a Building that would provide shared facilities if the
Building were to be in multiple occupation.
Third Party
Any entity other than a User or Service Provider with an interest in
property measurement including, but not limited to, governments,
banks, other property financing bodies, data analysts and researchers.
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User
An owner-occupier, developer, investor, purchaser, vendor, landlord or
tenant.
Aim of the Standards
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The aim of IPMS is to meet the requirements of Users of Property for
consistency in measurement. Until now the stated area of floorspace
in identical buildings has varied considerably between countries,
and possibly within various markets in the same country, because of
differing measurement conventions.
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Valuer
A Service Provider with an appropriate professional qualification in
valuation or appraisal.
1.3
Use of the Standards
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The objective is equally important for Third Parties, so that data
can be used with confidence for building and facility management,
property financing, research or other purposes.
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IPMS can be used for any purposes agreed between Users, Service
Providers and Third Parties.
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In the event of conflict between IPMS and the provisions or intent of
national or local legislation then the legislative provisions prevail and
IPMS would then operate as a parallel standard.
Inevitably there will be situations not directly covered by this
Standard. In these circumstances the principles of the Standard
should be extrapolated using a common sense approach.
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IPMS is drafted for use by Service Providers, who should relate IPMS
to the basis of measurement that is most commonly used in each
market sector or location.
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The basis of floorspace measurement must be stated in reports by
Service Providers, so that Users and Third Parties are clear as to
what floorspace has been included. A sample spreadsheet format is
included (on page 17), which can be used to record the Component
Areas within IPMS 2 - Office, alongside as-built CAD plans where
possible.
Users and Third Parties need to be aware that the inclusion of
measured areas in IPMS does not necessarily mean that the areas are
available for legal occupation or use.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
6
IPMS: Offices
Part 2
Principles of Measurement
2.1 General Principles of Measurement and
Calculation
The SSC has adopted the following fundamental principles of
measurement and calculation, which are applicable to all Buildings:
1. The item must be physically capable of being measured.
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2. The measurement must be objectively verifiable.
3. The measurement must be transparent.
The tools used for measurement
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The measurement tolerance
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The unit of measurement
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The IPMS Standard used
Best Measurement Practice
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2.2
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•
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4. The measurements and calculations must be clearly documented
and the following stated:
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The SSC encourages the use of the best technology available within
markets. Measurements are to be taken to wall-floor junctions,
immediately above skirting board level, whether walls are vertical or
non-vertical, except where measurements are taken to a Dominant
Face or, in respect of IPMS 3 - Office, to the centre-line of a common
wall:
Buildings are to be measured individually.
•
Buildings are to be measured and scheduled on a floor-by-floor
basis.
•
Floor Area dimensions are to be measured horizontally.
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As-built CAD plans are to be used whenever possible as a matter
of best practice.
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Alternative Measurement Practice
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The SSC recommends that all IPMS measurement is supported by asbuilt CAD plans, but where as-built non-CAD plans are used as a basis
for measurement figured dimensions should be used in preference to
scaling. In the absence of plans it is for the Service Provider to state
how or whether the Floor Area has been established, for example by
laser or tape measure or by adopting pre-agreed areas.
2.4
Accuracy and Tolerance
The accuracy and tolerance shall be specified in the scope of work.
In the absence of such specification the Service Provider should
seek the highest degree of accuracy possible given the method and
equipment used and the conditions at the time of measurement.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
7
IPMS: Offices
2.5
Measurement Reporting
Any IPMS area reported to a User should be cross-referenced to an
appropriately coloured drawing and to a Component spreadsheet if
reporting IPMS 2 - Office. All reports should be signed and dated.
2.6
Unit of Measurement
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Measurements and calculations should be in the unit commonly
adopted in the relevant country. Users and Third Parties may require
measurements to be converted, in which case the conversion factor must
be stated.
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2.7Restrictions
Example 1 - Above and below ground
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A Building is generally composed of floors above ground and floors
below ground. For measuring purposes, this distinction may be important
in determining the conditions under which the premises may be used in
light of labour legislation and rules on fitness for habitation or taxation.
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Service Providers need to be aware that in certain markets there may
be areas in Buildings that are incapable of occupation in the light of
government regulation and labour legislation. Nevertheless, such
areas are to be measured and included within IPMS reported areas. The
following examples are not exhaustive.
Example 2 - Areas with limited height
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In various markets areas with limited height are identified separately and
this height can vary between jurisdictions.
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Example 3 - Areas with limited natural light
In various jurisdictions areas with limited natural light in a Building may
need to be identified separately.
Example 4 - Contamination
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All or part of a Building might be affected by contamination, such as
asbestos.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
8
IPMS: Offices
Part 3
IPMS Standards
The IPMS standards are:
•
IPMS 1
•
IPMS 2 - Office
•
IPMS 3 - Office.
IPMS 1
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3.1.1Use
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IPMS 1 is used in some markets for planning purposes or by
contractors and cost consultants for summary costing.
The definition of IPMS 1 is the same for all classes of Building.
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IPMS 1: The sum of the areas of each floor level of a Building measured
to the outer perimeter of external construction features and reported
on a floor-by-floor basis.
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3.1.2Definition
In many markets, but not universally, this is known as Gross External
Area.
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Inclusions:
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Covered galleries above ground level are deemed to have a notional
external wall face consistent with the adjacent wall face of the
Building. Balconies are measured to their outer face.
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The external area of basement levels is calculated by extending the
exterior plane of the perimeter walls at ground floor level downwards,
or by estimation of the wall thickness if the extent of the basement
differs from the footprint of the Building.
Exclusions:
Measurement for IPMS 1 is not to include the area of:
open light wells or the upper floors of an atrium
--
open external stairways that are not an integral part of the
structure, for example, an open framework fire escape.
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--
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Measurement of IPMS 1 is not to include, but may state separately, in
addition and if measured, other areas that are not fully enclosed, such
as terraces, patios and decks, external car parking, equipment yards,
cooling equipment and trash/waste areas.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
9
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IPMS: Offices
Diagram 1: IPMS 1 – upper floor level
a)
Covered Galleryc)
Open Light Well/Upper Floor of Atrium
b)
Balcony
d)
Open External Stairway (not an integral
part of the structure)
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
10
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IPMS: Offices
Diagram 2: IPMS 1 – plan and section
a)
Covered Gallerye)
Atrium Ground Level
b)
Balconyf)
Roof Terrace
Part 1
c)
Open Light Well/Upper Floor of Atrium
d)
Open External Stairway (not an integral
part of the structure)
Aim and Scope of the Standard
Part 2
Principles of Measurement
g)
Part 3
Lift/Elevator Motor Room
IPMS Standards
11
IPMS: Offices
3.2
IPMS 2 - Office
3.2.1Use
IPMS 2 - Office can be used by asset managers, brokers, cost
consultants, facility managers, occupiers, property managers,
researchers and valuers.
The Component Areas in IPMS 2 - Office enable Users and Service
Providers to make direct floor space comparisons between different
market practices.
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3.2.2Definition
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IPMS 2 - Office: The sum of the areas of each floor level of an
office Building measured to the Dominant Face and reported on a
Component-by-Component basis for each floor of a Building.
Inclusions:
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IPMS 2 - Office includes all areas including internal walls, columns
and enclosed walkways or passages between separate buildings,
available for direct or indirect use. Covered void areas such as atria are
only included at their lowest floor level.
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In many markets, but not universally, this is known as Gross Internal
Area.
Exclusions:
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open light wells or the upper floors of an atrium.
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Measurement for IPMS 2 - Office is not to include the area of:
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Measurement for IPMS 2 - Office is not to include, but may state
separately, in addition and if measured, other areas that are not fully
enclosed, such as balconies, galleries, terraces, patios and decks,
external car parking, equipment yards, cooling equipment and trash/
waste areas.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
12
3
Note:
example of
measurement
to Dominant
Face on two
sections.
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IPMS: Offices
Diagram 3: IPMS 2 - Office – upper floor level
a)
Covered Galleryc)
Open Light Well/Upper Floor of Atrium
b)
Balconyd)
Open External Stairway
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
13
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IPMS: Offices
Diagram 4: Dominant Face
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
14
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IPMS: Offices
Diagram 5: IPMS 2 - Office – Component Areas
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
15
IPMS: Offices
Structural Elements
This comprises all structural walls and columns.
Component
Area C
Technical Services
Examples of technical services include plant rooms,
lift/elevator motor rooms and maintenance rooms.
Component
Area D
Hygiene Areas
Examples of hygiene areas include toilet facilities,
cleaners’ cupboards, shower rooms and changing
rooms.
Component
Area E
Circulation Areas
This comprises all horizontal circulation areas.
Component
Area F
Amenities
Examples of amenities include cafeterias, day‐care
facilities, fitness areas and prayer rooms.
Component
Area G
Workspace
The area available for use by personnel, furniture
and equipment for office purposes.
Component
Area H
Other Internal Areas
Examples of other internal areas include internal
car parking and storage rooms.
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Component
Area B
R
Vertical Penetrations
Examples of vertical penetrations include stairs,
lift/elevator shafts and ducts, but any penetration
of less than 0.25m2 is disregarded.
R
E
D
Component
Area A
T
IPMS 2 - Office comprises the sum of the following eight Component
Areas.
SU
If a Component Area is in multifunctional use, it is to be stated
according to its principal use. Portions of the Component Areas may
be classified as private, being reserved exclusively for one occupier, or
shared, being available for the use of several occupiers.
PO
Floor levels are to be recorded in accordance with local market
practice, with the main entrance stated and other floor levels
scheduled accordingly.
EX
Areas within Component Area H not available for direct officerelated use may be described as ancillary. They are to be measured,
but additionally may be stated in an alternative way. For example,
basement car parking may also be reported by the number of spaces.
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
16
IPMS: Offices
Sample spreadsheet for IPMS 2 - Office
Floor
-2
-1
0
1
2
3
4
Total
Component Area A - Vertical Penetrations
Example - Stairs, lift/elevator shafts and
ducts
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Example - Plant rooms, lift/elevator
rooms and maintenance rooms
Example - Toilet facilities, cleaners’
cupboards, shower rooms and changing
rooms
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
SU
Example - Cafeterias, day-care facilities,
fitness areas and prayer rooms
0
R
Component Area F - Amenities
0
E
Component Area E - Circulation Areas
Example - All horizontal circulation areas
0
D
Component Area D - Hygiene Areas
0
R
Component Area C - Technical Services
AF
Example - Structural walls, columns
T
Component Area B - Structural Elements
Component Area G - Workspace
PO
Workspace
Component Area H - Other Internal Areas
EX
Example - Car parking and basement
storage
TOTAL IPMS 2 - Office
Additional areas outside IPMS 2 - Office
Part 1
Unenclosed areas (Example - Balconies, covered galleries, terraces, patios, decks)
0
External car parking
0
Any other areas (Example - Equipment yards, cooling equipment, waste/trash enclosures)
0
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
17
IPMS: Offices
3.3
IPMS 3 - Office
3.3.1Use
IPMS 3 - Office is used by agents and occupiers, asset managers,
facility managers, property managers, researchers and valuers.
3.3.2Definition
T
IPMS 3 - Office: The Floor Area available on an exclusive basis to an
occupier, but excluding Standard Building Facilities, and calculated
on an occupier-by-occupier or floor-by-floor basis for each Building.
Inclusions:
AF
All internal walls and columns within an occupant’s exclusive area
are included within IPMS 3 - Office. The Floor Area is taken to the
Dominant Face and, where there is a common wall with an adjacent
tenant, to the centre-line of the common wall.
EX
PO
SU
R
E
D
Standard Building Facilities, being those parts of a Building that
would provide shared facilities if the Building were to be in multiple
occupation.
R
Exclusions:
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
18
EX
PO
SU
R
E
D
R
AF
T
IPMS: Offices
Diagram 6: IPMS 3 - Office – upper floor, multiple occupancy
a)
Covered Galleryc)
Open Light Well/Upper Floor of Atrium
b)
Balconyd)
Open External Stairway
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
19
EX
PO
SU
R
E
D
R
AF
T
IPMS: Offices
Comments on the Exposure Draft
Comments on this Exposure Draft are invited by Monday
15 September 2014. Responses may be placed on public
record, unless confidentiality is requested, and sent as
email attachments to: response@ipmsc.org
Part 1
Aim and Scope of the Standard
Part 2
Principles of Measurement
Part 3
IPMS Standards
20